9100 Lime Bay Blvd #209 · Tamarac, FL 33321

$119,000

1 bd · 2.0 ba · 750 sqft · Condo public records · 142 Days on market

Built 1975 $493/mo HOA · 26% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

Key facts

• Extra storage
• Screened balcony
• New a/c

Tags

• UPDATED KITCHEN CABINETS
• IMPACT WINDOWS
• SCREENED BALCONY
• EXTRA STORAGE
• NEW A/C
• RECENTLY PAINTED BUILDING

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly association fee; Association fee includes amenities, common areas, cable TV, internet, laundry, grounds maintenance, structure maintenance, parking, pest control, recreation facilities, roof, sewer, trash and water; Community amenities include billiard room, clubhouse, fitness center, laundry facilities, barbecue and picnic areas, pickleball, pool (association heated), sauna, storage, tennis courts, and elevators; Senior community

Exterior

• Parking: Guest parking; One assigned space
• Utilities: Water service included in association; Sewer included in association; Trash included in association; Cable TV and internet available through association; Electric service
• Home design: Attached property; 3 stories; Entry on level 2
• Construction: Block construction; Effective year built
• Exterior features: Balcony; Screened balcony

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Garbage disposal; Electric water heater
• Bedrooms: Bedroom on main level
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Impact glass windows; First-floor entry; Walk-in closet(s)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.9% in Tamarac — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#239 in FL, #3,785 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: employment C-, amenities F, commute F.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.9%/yr); 588 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $54k; list at $119k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.56% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.65×
• Total profit: $-11,560
• Equity at exit: $17,743

10-year hold

• IRR: -7.9%
• Equity multiple: 0.60×
• Total profit: $-13,344
• Equity at exit: $10,289

Cash invested: $33,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33321

• Home prices YoY: -30.4%
• Rents YoY: -1.9%
• Active inventory: 588
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$624
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$50
• HOA: −$493
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $202

Break-even live

Break-even rent $1,606

Max offer price $119,000

Occupancy floor 84%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9091 Lime Bay Blvd #212 Tamarac, FL	1.0	1.0	700	$1,500	$2.14	10d	1	0.10mi
9301 Lime Bay Blvd Tamarac, FL	1.0–2.0	1.5–2.0	850	$1,400	$1.65	24d	2	0.15mi
9330 Lime Bay Blvd #301 Tamarac, FL	2.0	2.0	950	$1,650	$1.74	24d	1	0.19mi
9360 Lime Bay Blvd #314 Tamarac, FL	1.0	1.5	750	$1,640	$2.19	15d	1	0.20mi
9401 Lime Bay Blvd #305 Tamarac, FL	2.0	2.0	950	$1,850	$1.95	24d	1	0.23mi
9315 Wedgewood Dr Unit B19 Tamarac, FL	2.0	2.0	1060	$2,495	$2.35	24d	1	0.28mi
9311 Wedgewood Dr Unit A19 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.28mi
9499 W McNab Rd #208 Tamarac, FL	2.0	2.0	820	$2,050	$2.50	22d	1	0.31mi
9234 Wedgewood Ln Unit D7 Tamarac, FL	2.0	2.0	1060	$2,500	$2.36	24d	1	0.36mi
9608 W McNab Rd #103 Tamarac, FL	2.0	2.0	820	$1,750	$2.13	22d	1	0.41mi
8601 W McNab Rd Tamarac, FL	3.0	1.0–2.0	993	$2,211	$2.23	4d	11	0.49mi
7435 Woodmont Ter #202 Tamarac, FL	2.0	2.0	926	$1,850	$2.00	17d	1	0.54mi
7410 Woodmont Ter #204 Tamarac, FL	2.0	2.0	926	$1,880	$2.03	15d	1	0.57mi
8310 Sands Point Blvd Unit L305 Tamarac, FL	1.0	1.5	825	$1,600	$1.94	8d	1	0.60mi
9920 NW 68th Pl Tamarac, FL	2.0	2.0	890	$1,975	$2.22	24d	2	0.61mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	2d	1	0.63mi
7630 Westwood Dr #327 Tamarac, FL	1.0	1.0	741	$1,550	$2.09	15d	1	0.63mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$3,870	$4.18	24d	1	0.64mi
8650 NW 61st St Tamarac, FL	2.0	1.0	925	$2,881	$3.11	19d	1	0.64mi
8650 NW 61st St Tamarac, FL	1.0–2.0	1.0	866	$1,737	$2.01	2d	17	0.64mi
7640 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1169	$1,850	$1.58	17d	2	0.65mi
9065 Preston Pl Unit 16202 Tamarac, FL	2.0	2.0	1036	$2,650	$2.56	24d	1	0.70mi
9905 Westwood Dr Unit 18-3 Tamarac, FL	1.0	1.0	615	$1,625	$2.64	24d	1	0.71mi
7670 Westwood Dr #703 Tamarac, FL	2.0	2.0	984	$1,850	$1.88	24d	1	0.71mi
9070 Preston Pl #9070 Tamarac, FL	2.0	2.0	1036	$2,500	$2.41	22d	1	0.71mi
8311 Sands Point Blvd Unit 106 Tamarac, FL	1.0	1.5	825	$1,750	$2.12	8d	1	0.72mi
7610 Westwood Dr Tamarac, FL	2.0–3.0	2.0	1017	$1,980	$1.95	17d	1	0.72mi
5819 Hampton Hills Blvd Tamarac, FL	2.0	2.0	1077	$2,450	$2.27	20d	1	0.73mi
9907 Westwood Dr Unit 24-2 Tamarac, FL	2.0	1.0	939	$2,000	$2.13	24d	1	0.74mi
8301 Sands Point Blvd Unit 306S Tamarac, FL	1.0	1.5	850	$1,650	$1.94	17d	1	0.75mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,880	$2.00	24d	1	0.76mi
9909 Westwood Dr Unit 16-1 Tamarac, FL	1.0	1.0	615	$1,650	$2.68	24d	1	0.76mi
9909 Westwood Dr Unit 23-1 Tamarac, FL	2.0	1.0	939	$1,870	$1.99	5d	1	0.76mi
9064 Plymouth Pl #9064 Tamarac, FL	2.0	2.0	1036	$2,550	$2.46	21d	1	0.77mi
8800 NW 78th Ct Tamarac, FL	1.0–2.0	1.0–2.0	910	$1,908	$2.10	2d	15	0.82mi
8405 NW 61st St Unit D305 Tamarac, FL	2.0	2.0	1040	$1,770	$1.70	8d	1	0.83mi
9978 N Belfort Cir #206 Fort Lauderdale, FL	1.0	2.0	827	$2,400	$2.90	24d	1	0.87mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	3d	1	0.89mi
9560 Weldon Cir Unit J308 Fort Lauderdale, FL	2.0	1.5	981	$1,900	$1.94	24d	1	0.89mi
8060 Colony Cir N Tamarac, FL	1.0	1.5	750	$1,600	$2.13	17d	2	0.95mi

HOA detail condo

• Monthly dues: $493 · $5,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $119,000 Active 142 DOM
2. 2026-06-17
   days on market $119,000 Active 141 DOM
3. 2026-06-16
   days on market $119,000 Active 140 DOM
4. 2026-06-15
   days on market $119,000 Active 139 DOM
5. 2026-06-13
   days on market $119,000 Active 137 DOM
6. 2026-06-09
   days on market $119,000 Active 133 DOM
7. 2026-06-07
   days on market $119,000 Active 131 DOM
8. 2026-06-04
   days on market $119,000 Active 128 DOM
9. 2026-06-03
   days on market $119,000 Active 127 DOM
10. 2026-06-02
    days on market $119,000 Active 126 DOM
11. 2026-06-01
    days on market $119,000 Active 125 DOM
12. 2026-05-31
    days on market $119,000 Active 124 DOM
13. 2026-03-16
    price $119,000
14. 2026-01-27
    listed $120,000 Active
15. 2021-05-24
    soldstatus $53,500
16. 2021-05-04
    soldstatus $53,500 Closed 552-char remark

    Show marketing remark (552 chars)

    BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

17. 2021-03-24
    historical Active Under Contract 552-char remark

    Show marketing remark (552 chars)

    BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

18. 2021-03-19
    status Active 552-char remark

    Show marketing remark (552 chars)

    BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

19. 2021-03-04
    historical Active Under Contract 552-char remark

    Show marketing remark (552 chars)

    BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

20. 2021-02-23
    listed $59,999 Active 552-char remark

    Show marketing remark (552 chars)

    BACK ON THE MARKET!!! Buyers loss is your gain. This one bedroom condo in 55+ community in Tamarac is ready for you to buy. Tiled and wood laminate flooring throughout. Updated kitchen cabinets. Boasts impact windows for hurricane safety. Proof of income $22,000 per year (SS, Pension, W-2s), Minimum 700 Credit Score as per HOA. New Owners can't rent for 18 months. PRICE TO SALE. Unit needs new carpet. BUYER MUST HAVE PROVEN SCORES ABOVE 700 ON ALL 3 REPORTING AGENCIES, to be approved by HOA. Can be sold with or without furniture. Won't last long!

21. 2014-06-18
    soldstatus $30,000
22. 2011-03-15
    soldstatus $22,000 127-char remark

    Show marketing remark (127 chars)

    This unit is priced for quick sale. This unit has a brand new kitchen cabinets with Granite Coumters and new Bathroom Vanities.

23. 1996-05-23
    soldstatus $20,000
24. 1980-08-01
    soldstatus $41,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $1,225 · $102/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 26 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,343
• − Mortgage interest: −$6,666
• − Property taxes: −$1,225
• − Insurance: −$595
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − HOA: −$5,916
• − Depreciation: −$3,462
• Taxable income: $904
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,209/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Tamarac

• Score: 76/100
• State rank: #239
• US rank: #3785

Category grades

Amenities F Commute F Cost of living A- Crime B- Employment C- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tamarac, FL
• County: Broward County · 1,963,430 people
• City population: 105,666
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 51,216
• Household income: $62,066
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1394.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Hispanic / Latino 34% White 33% Black 27% Two or more races 20% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Cuban 5% Dominican 3%
• Common ancestry: Romanian 3% Hispanic 3% Scotch-Irish 2%
• Foreign-born: 38% · Canada, Jamaica, Dominican Republic
• Languages at home: 63% English-only · Spanish 29% French/Haitian/Cajun 4% Other Indo-European 1%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.63%
• Current HPI: 362.2989
• Rent YoY: ▼ -1.86%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+186.7% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $119,000 MARMLS
• 2026-01-27 Listed $120,000 MARMLS
• 2021-05-24 Sold (Public Records) $53,500 Public Records
• 2021-05-04 Sold (MLS) $53,500 MARMLS
• 2021-03-24 Contingent — MARMLS
• 2021-03-19 Relisted — MARMLS
• 2021-03-04 Contingent — MARMLS
• 2021-02-23 Listed $59,999 MARMLS
• 2014-06-18 Sold (Public Records) $30,000 Public Records
• 2011-03-15 Sold (MLS) $22,000 MARMLS
• 1996-05-23 Sold (Public Records) $20,000 Public Records
• 1980-08-01 Sold (Public Records) $41,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,225 · +3.8% YoY. Source: county tax records.